Storefront Building With Marquee
For Sale
$184,999
3103 LAPEER RD, Port Huron, MI 48060
B3-zoned storefront offering flexible space for office, retail, or service-oriented occupancy.
Property Size2,704 SF
Price / SF$68.42
Days on Market311
Property Features for 3103 LAPEER RD
General Information
Standard status
Active
Size
2,704 SF
Total Parking Spaces
14
Property subtype
Industrial
Zoning
B3
Amenities
marquee sign
3
57150
Building Details
Year Built
1948
Buildings
1
Listing Agency:
Realty Executives Home Towne Chesterfield
(586) 383-9975
Listed By:
Joan Schinderle-King · License #6501292224
(586) 383-9975
Source:
Xome
Added: Oct 6, 2025
Changed: Aug 12
Last Checked: Aug 12 at 4:22AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Realty Executives Home Towne Chesterfield
Investment Insights
Based on property information with market context.
This 2,704-square-foot storefront building dates to 1948 and is configured for flexible commercial use. The property includes a 12' x 4' marquee sign, 14 parking spaces, and a broad layout that can accommodate office, retail, or service operations. B3 zoning is identified for the site. The building has previously served as an insurance agency and restaurant, providing an established commercial format for future occupancy.
The property is located at 3103 Lapeer Rd in Port Huron, directly next to O-Reilly Auto Parts. Its position along Lapeer Road and prominent marquee signage support clear identification from the surrounding roadway, while on-site parking and convenient access add practical value for customers, staff, and visitors.
The property is located at 3103 Lapeer Rd in Port Huron, directly next to O-Reilly Auto Parts. Its position along Lapeer Road and prominent marquee signage support clear identification from the surrounding roadway, while on-site parking and convenient access add practical value for customers, staff, and visitors.
Key Highlights
- 2,704‑square‑foot storefront building constructed in 1948
- B3 zoning supports flexible commercial use
- 12' x 4' marquee sign
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$9,309
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.03%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$186,180
$186.2K
Cap Rate 7%
$132,986
$133.0K
Cap Rate 9%
$103,433
$103.4K
Market Conditions
NOI Build-Up for 2,704 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$16.2K $6.00/SF
− Vacancy
−$3.8K −$1.41/SF
EGI
$12.4K $4.59/SF
− OpEx
−$3.1K −$1.15/SF
NOI
$9.3K $3.44/SF
Area
St. Clair County, MI
Vacancy
23.50%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$186,180
Cap Rate 7%
$132,986
Cap Rate 9%
$103,433
Alternative Uses
Best Use
Retail
$499.3K
$436.9K – $582.6K
NOI $34,954 @ 7.0% cap · market cap 18.89%
Second Best
Office B
$133.0K
$116.4K – $155.2K
NOI $9,309 @ 7.0% cap · market cap 5.03%
Theoretical Best
Multifamily LT 5
$2.03M
$1.78M – $2.37M
NOI $142,294 @ 7.0% cap · market cap 76.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 48060, MI
39,775
Population
18,066
Households
2.2
Avg Household Size
39
Median Age
17%
College-Educated
89%
High-School Grad
20.7 sq mi
ZIP Area
1,921
Density / Sq Mi
$51,342
Median Household Income
$32,017
Median Earnings
$1,005
Median Rent
$152,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - B3-zoned storefront offering flexible space for office, retail, or service-oriented occupancy.
Where is this storefront property located?
The property is located at 3103 LAPEER RD Port Huron, MI.
What is the asking price?
The asking price for this property is $184,999.
What are key features of this property?
This property features: 2,704‑square‑foot storefront building constructed in 1948; B3 zoning supports flexible commercial use; 12' x 4' marquee sign
